Background and Introduction

Transcription

1 Background and Introduction Since its restoration and re-opening as a specialist shopping centre over 0 years ago, Covent Garden Market has remained successful and highly visited. It is one of the chief tourist attractions in London. It remains the best example in England of the contribution which renovated historic buildings can make to an area. At the same time by the 990s this success produced pressures on the buildings and their immediate environment which began to show some signs of leading to a decline in quality, A detailed study of the Central Market, the Piazza and the streets leading into it was therefore commissioned in 994, by The Covent Garden Area Trust, to produce a set of coherent guidelines and recommendations relating to the façades of the buildings and the spaces around and between them. The Trust was established in 988 and given specific powers and duties relating to the principal historic buildings which had formerly belonged to the Greater London Council (GLC), including the Central Market. It is a charitable body designed to protect and enhance the character of the area. The brief asked for appropriate conservation of façades, street improvements, management of open spaces, sitting out areas, signage etc. In particular we are concerned to achieve a set of design guidelines to include furniture, signage, shop fronts, planters and street furniture Covent Garden Piazza looking north, showing the origins of the informal market. Engraving by Sutton Nicholls. This revised edition has been produced in accordance with the City of Westminster s desire to see periodic reviews and monitoring of changes in the area. It has been produced with co-operation and financial support from English Heritage, Covent Garden Market Limited Partnership (CGMLP), freehold owners of the Central Market and the City of Westminster. It follows audits of the area in 000 and 00 and updates the original document s recommendations and ideas to reflect major changes, such as the completion of the Royal Opera House redevelopment and implementation of many of the elements of the original Study A major problem for the success of the area is congestion due to high levels of visitor numbers, as seen in James Street. This guide has been produced under the supervision of the Trust s Environment Committee which includes representatives of the Trust, CGMML, English Heritage and Westminster City Council. The audits revisited each of the 540 proposals put forward in the original 994 Study to identify those recommended actions that have been implemented and those that remain outstanding. New issues that have emerged in the intervening years and have an impact on the Central Covent Garden Area, have also been highlighted and further Covent Garden Area Trust ;

2 caring for covent garden 3 3 The main approach route to the Piazza is south along James Street from Covent Garden Underground Station. Tables and chairs areas beyond the arcade of Bedford Chambers on the north side of the Piazza were refused planning consent and their removal has improved views and movement around the area. When busy, people will sit anywhere, including on steps and kerbs to enjoy the street entertainment. actions by the CGAT recommended where necessary. The audits concluded that although well over half of the recommended actions in the original document have been implemented and CGMLP is currently investing in a major maintenance and enhancement programme for the central market buildings which should bring further improvements, failures and lack of action in many important areas still need to be tackled. The architectural quality of most of the buildings in the study area is high or very high, and they are mostly well maintained and cared for. At the same time there are still many things that need to be done to strip away unsuitable accretions and show the area to its best advantage. It is recognised that at times aesthetic and commercial priorities are in conflict. Consequently the recommendations in this document aim to strike a balance that will ensure the conservation and enhancement of the physical environment, at the same time as allowing the many traders, operators and users of Covent Garden to flourish, respond to market changes and continue to contribute to the unique atmosphere. The positive and friendly encouragement offered from all sides throughout the project has made a major contribution to its success. The continuing positive support and co-operation of the agencies which funded the study, for instance, together with other statutory agencies and landowners, are central if this document is to be successful in its aims. Their partnership approach as demonstrated by the commissioning of this project provides the best way of managing important historic areas such as Covent Garden. Their continuing willingness to seek and implement solutions to sometimes contentious issues, has been - and will continue to be - of paramount importance. Local involvement has also been of key importance. A similar format for public consultation was followed in undertaking the original study and this revision. A number of meetings were held with key stakeholders such as the Covent Garden Business Forum and there was also a series of public events. A questionnaire was distributed in and around the area and publicised in the local magazine. The consultation was also promoted on the CGAT website. In general the key issues that were raised in 00 were very similar to those that emerged in over-crowding, inadequate public toilet provision, litter and cleansing. A majority would like to see more traffic free areas, historical information, litter bins, benches and greenery, but were against more clutter. Continuing concerns since 995 include the type of shops and chain stores, commercial events in the square, rubbish collections, antisocial behaviour, illegal traders and entertainers and the need for more police.

3 Summary of Proposals Organisations Responsible The proposals set out in this document will require further consideration and the co-operation of many organisations. In places abbreviated reference to the principal organisations is made. CGAT WCC CGMLP ROH EH Covent Garden Area Trust Westminster City Council/Contractors and Consultants Covent Garden Market Limited Partnership Royal Opera House English Heritage The Covent Garden Area Trust wishes to ensure that this study and its recommendations are given the highest possible formal status. It is also proposed that there should be continuing formal reviews of progress made with implementing the recommendations, carried out by a committee (with representatives of relevant organisations) similar to the one which steered this study. The first edition of this document included a detailed survey of the condition of the study area and coherent recommendations for use by property owners, occupiers and their professional advisors and contractors including shopfitters. The scope includes: Background information and outline history of the area Building façades improvements Street improvements Management of the Central Market, Piazza and open spaces Aspects of Universal Accessibility and the provisions of the Disability Discrimination Act 995 (DDA) This version updates these surveys and the status of recommendations and gives more detailed revised information on the issues of outdoor tables and chairs areas and the management and improvement of the Piazza and Central Market. The summary on the following pages sets out the current recommendations. Policies (P P), Recommendations (R R9) and Design Ideas (D D8) are recommendations from the original study that remain to be implemented. Pa, Ra, Da etc are new approaches or modifications to the original recommendations. The major change since the original study is the completion of the Royal Opera House development and the restoration of colonnades to the north and east of the Piazza. The completion of the GLC 98 restoration of the Central Market created uncluttered civic spaces. Map from Westminster City Council Covent Garden Action Plan. Piazza and surrounding streets. St Martins Lane 3. Long Acre 4. Dury Lane Covent Garden Area Trust ; 3

4 caring for covent garden Policy Street Improvements Piazza and Open Spaces Building and Facade Improvements Central Market Management Information and History DDA and Universal Accessibility Pa. Provide a description of the special character of the central part of the Covent Garden Conservation Area today so as to assist in maintaining the historic fabric and the specialist uses. P. Implementation of former study proposals for reducing building clutter, taking action on unauthorised works and keeping a presumption in favour of retention and restoration of authentic, traditional buildings and their shopfronts. (see page 59) P. To encourage the use of traditional paving/furnishing for all approach streets. P3. New street trees excluded from highway improvements. P4. Reduction in street clutter with fewer benches, posts, columns, telephone boxes and signs. P5. Removal, as soon as possible, of existing outdoor umbrellas with no large/temporary covers and only small plain canvas types for use in exceptional weather. P6a. To adopt agreed elements of Covent Garden Restaurant Association Restaurant Furniture Design Guide for standard chairs and modifications to corrals, tables, umbrellas, menu boards and finishes. P7. Ground level planters should not be used; first floor window box planting is to be encouraged. P8. Outdoor seating areas should be rationalised with standard furniture designs. P8a. The study sets out a phased plan aiming towards containment of outdoor seating has been prepared for adoption so as to better balance commercial activities against the historic setting of the Piazza. P9. Unlicensed street traders should be subject to enforcement action and their goods impounded. P0. Licensed outdoor trading, entertainment and seating areas should be marked only at the corners. P. Induction/training for licensed street and market stall traders should be introduced. Pa. Encourage the appreciation of the principles of universal accessibility and provisions of the DDA (995) Act with relevant agencies. P3a. In accordance with the integrated proposals illustrated in the Summary Piazza Strategy Plan (revised in this document) encourage the City Council to create a continuous level paved route around the Piazza and approach streets. This should include adequate cross routes, using traditional ramps and tabled crossings in dressed level granite. 4

5 Policy Street Improvements Piazza and Open Spaces Building and Facade Improvements Central Market Management Information and History DDA and Universal Accessibility R. Further vehicle access restrictions with perimeter signs to minimise yellow road paint signs and increase pedestrian priority. R. Relocation of street parking away from Southampton Street, Henrietta Street, King Street and Russell Street. R3. The mainentance of the established City of Westminster West End Team, focusing on management and enforcement functions. R4. Adoption of a single standard of cleansing and litter services for the whole Piazza by the City of Westminster and CGMLP. R5. Improvement of training cleansing operatives to project a positive corporate image to the public and use the staff for improved security roles and maintenance reporting. R6. Replace existing rubbish bins with better designs and a siting policy, replacing big black bins from visible locations. R7. Encourage building and structures improvement by improved maintenance and repairs, and better temporary hoarding designs during works. R8. Take action against illegal street entertainers and traders and designate a new licensed performance area in the east Piazza area. R9. Improve co-ordinated management of the entertainment by CGMLP in terms of quality and disturbance restrictions. R0a. Encourage the production of revised historic walking guide leaflet to be locally available and provide information on guided walks. Ra. In preference to making physical changes to important Listed Buildings (such as the Market) and historic spaces, aim, as far as possible, to provide universal access to goods and services by encouraging a coordinated programme of training for staff and tenants in the provision of special services and individual assistance, D. Use of physical access barriers to enforce traffic restrictions, including automatic rising bollards in place of standard designs and ineffectual signs. D. Support WCC and CGMLP in their development of a coordinated improved lighting plan reviewing the street lamp columns on approach streets. Covent Garden Area Trust ; 5

6 caring for covent garden Policy Street Improvements Piazza and Open Spaces Building and Facade Improvements Central Market Management Information and History DDA and Universal Accessibility D3. Encourage building/feature lighting, replacing harsh floodlights with more gentle washes and projected pencil beams for special details. D4. Encourage a better integrated design approach to the Royal Opera House outdoor video screenings. D5. Encourage improved stall designs with possible additional stalls with appropriate offers at key sites. D6. Encourage the integration of City Council and CGMLP CCTV security camera systems using unobtrusive designs. D6a. Encourage the use of smaller building mounted CCTV camera equipment in accordance with City of Westminster guidelines. D7. Support initiatives to limit handbag theft by appropriate public information signs, staff training, shelf, hook and table net bags. D8. Support City Council action to enforce against breaches of stall trading site provisions and private forecourt/public highway spread of clutter. D9a. Encourage the installation of wall mounted specialist historical and archaeological interpretation information (in conjunction with R0a) in standard form and at limited number of appropriate sites, possibly adopting the Seven Dials Ching Court model. D0a. Support the DDA study currently being carried out by CGMLP and the implementation of policies or initiatives arising from it, such as improved access to the market building. Da. Encourage feasibility study of scope for platform lift to complement stairs, to improve public accessibility to upper and basement levels of the Central Market. Da. Encourage the joint production of a Covent Garden Access Guide for visitors based on the English Heritage model Welcoming visitors with disabilities to English Heritage properties for the Central Market and key public buildings,defining at least the following availability of provision or relevant policy : Disabled Parking; Access to Central Market Buildings, Jubilee Market Hall, London Transport Museum, Theatre Museum, Royal Opera House; Visually impaired visitors; Hearing impaired visitors; Visitors with learning difficulties; Toilets; Refreshments. 6

7 Existing Responsibilities The City of Westminster The City of Westminster, as the body with most of the duties and powers to that ensure quality is maintained, is currently very well organised to provide the proper response to most problems. The Current At your service An A-Z Guide to Westminster City Council Services, available from City Hall, is a model of its kind, with clear identification of relevant services and Hotline telephone numbers, for matters as diverse as Abandoned Cars to Pigeons and Street Trading. Information on all mobility and access issues is also available from the City Council, with guidance including various planning leaflets, including Shopfronts, Tables and Chairs on the Highway and Design Matters in Westminster Supplementary Planning Guidance on the Creation of Good City Architecture. Alternatively visit : for details of contacts, relevant supplementary planning guidance and general advice on conservation areas, as well as Conservation Area Leaflet 5 which deals specifically with Covent Garden. Covent Garden Action Plan Recognising that Covent Garden s popularity means that it requires careful and effective management, Westminster City Council is also currently producing an Action Plan intended to address many of the pressures and concerns facing Covent Garden and the conflicting demands of residents, business and tourists. Many of the general management and design issues addressed overlap with this document. The Covent Garden Action Plan, which is divided into four areas and covers traffic and transport, the street environment, enforcement and management is being developed in partnership with local community groups, businesses, landowners, the Metropolitan Police Service and Camden Council. For further advice on these issues contact : One Stop Services, City Hall, 64 Victoria Street, London SWE 6QP. Tel: , or local libraries. English Heritage English Heritage has special responsibilities and duties in respect of the historic environment and is able to offer detailed advice on Listed Building and Conservation Area matters, with a wide range of information leaflets available from : Fortress House, 3 Savile Row, London WS ET. Tel: Covent Garden Area Trust The Covent Garden Area Trust was established in 988 and given specific powers and duties relating to the principal historic buildings which had formerly belonged to the Greater London Council (GLC), including the Central Market. It is a charitable body designed to protect and enhance the character of the area. CGAT can be contacted at : 3 New Row, Covent Garden, London WCN 4LF. Tel: admin@cgareatrust.org.uk. Covent Garden Area Trust ; Covent Garden Market Limited Partnership The Central Market building is owned by the CGMLP. The Market office is at : Unit 4 at the west end of the Central Avenue of the Market building, WCE 8RF. Tel: The CGMLP has recently produced two design guides to help tenants manage their presentation in sympathy with the Grade II* Listed Market Building - a guide for retailers setting out the approach for shopfronts, paints, signs, lighting and windows and a furniture design guide for restauranters and caterers. Elements of these guides are referred to and supported in this document View of the Apple Market main entrance James Street looking North. 7